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    14 Golf Course Road Au Sable Forks, NY 12912

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    For Sale
    $139,000

    MULTI_FAMILY - Other - Au Sable Forks, NY

    Property size:
    3,926 SF
    Lot size:
    0.64 Acres
    Price / SF:
    $35/SF
    Added:
    Mar 27, 2025
    Days on Market:
    407
    Last Refresh:
    May 7 at 10:06 pm

    Property Features for 14 Golf Course Road

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    Residential
    Parking
    7
    Parking features
    Driveway
    Window features
    Double Pane Windows
    Patio and Porch features
    Porch
    Exterior features
    Lighting, Private Yard
    Basement
    Unfinished, Apartment, Dirt Floor
    Appliances
    Dishwasher, Electric Oven, Electric Range, Oil Water Heater, Refrigerator
    Standard status
    Active
    APN
    342.1-1-31
    Size
    3,926 SF
    Lot size
    0.64 Acres

    Taxes and HOA fees

    Tax Annual Amount
    2456

    Utilities

    Utilities
    Water Available
    Sewer type
    Public Sewer
    Heating system
    Propane (Heating), Hot Water(Heating), Oil, Forced Air
    Water source
    Public

    Building Details

    Year built
    1875
    Floors in Building
    2
    Number of units
    2
    Flooring type
    Carpet, Wood, Vinyl, Plank, Laminate
    Building materials
    Frame, Wood Siding
    Roof type
    Asphalt
    Architectural style
    Other

    We can help!

    Listing Contact
    Ryan Earle
    Ryan Earle

    Listing agent Ryan Earle

    Listing office Ryan Earle Real Estate, LLC 43 Broad St, Keeseville, NY

    Listing date Mar 27, 2025

    MLS# 204148 Listing URL

    Copyright © 2026 Adirondack Champlain Valley MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Spacious side‑by‑side duplex suitable for owner‑occupancy or investment.
    • Both units feature four bedrooms and one bathroom with generous living spaces.
    • West unit (A) includes an attached garage with additional storage.
    • Large backyard provides ample space for privacy and recreation.
    • Vacant as of 4/1/2026.
    • Open‑concept layouts in both units.

    Overview

    Spacious Duplex with Large Backyard

    This expansive duplex presents an opportunity for either owner-occupancy or investment. Each of the two units features four bedrooms and one bathroom, with generous living spaces and open-concept layouts. The west unit (A) includes an attached garage with an additional storage area. As of 4/1/2026 both units are vacant. The property includes a large backyard that provides ample space for privacy and recreation. The property is located in Au Sable Forks, NY, and is zoned for residential use. The lot size is 0.64 acres and the property size is 3926 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Dental Office Big Box & Wholesale Store Hair Salon Auto Repair Shop Hotel & Motel Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Au Sable Forks
    County
    Clinton
    State
    New York
    Longitude
    -73.673011
    Latitude
    44.444376

    Nearby Similar for Sale

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    • $75,000
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      Mixed-Use Property in Au Sable Forks

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    FAQs

    What type of property is this?
    Duplex - Spacious duplex in Au Sable Forks, great investment opportunity.
    Where is this duplex located?
    The property is located at 14 Golf Course Road Au Sable Forks, NY.
    What is the asking price?
    The asking price for this property is $139,000.
    What are key features of this property?
    This property features: Spacious side‑by‑side duplex suitable for owner‑occupancy or investment.; Both units feature four bedrooms and one bathroom with generous living spaces.; West unit (A) includes an attached garage with additional storage.
    (518) 645-5112
    We can help!
    Listing Contact
    Ryan Earle
    Ryan Earle
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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